Planning Commission Staff Report

Transcription

1 Commission Staff Report May 7, 2015 Project: File: Request: Location: Elk Grove Landing EG Tentative Subdivision Map and Design Review for Subdivision Layout Located near the intersection of Elk Grove-Florin Rd. and Sheldon Rd. APN: and 028 Staff: Sarah Kirchgessner PROPERTY OWNER/APPLICANT: Scott Vanderbeek 1080 East Main St. Woodland, CA Staff Recommendation AGENT: Peabody Civil Engineering Jack Varozza (Representative) 1700 Alhambra Blvd, Ste. 102 Sacramento, CA Staff recommends that the Commission adopt a Resolution (Attachment 1): 1. Finding no subsequent environmental review is necessary for the Elk Grove Landing Project (EG ) pursuant to State CEQA Guidelines Section (Criteria for Subsequent EIRs and Negative Declarations are not met); and 2. Approving a Tentative Parcel Map and Design Review for subdivision layout for the Elk Grove Landing Project (EG ) subject to the findings and conditions of approval included in the draft Resolution. Project Description The proposed Project is a Tentative Subdivision Map (and concurrent Design Review for subdivision layout) to subdivide two parcels totaling 9.65-acres into 85 lots for medium density residential single-family use. The Project requires the approval of a Tentative Subdivision Map by the Commission prior to the recordation of a with the Sacramento County Recorder s Office, pursuant to the provisions of the State Subdivision Map Act (Government Code Section et seq.) and the Elk Grove Municipal Code, Title 22, Land Development. Design review for subdivision layout is required pursuant to Section (B)(5) of Title 23 of the City s Municipal Code (hereinafter the Zoning Code). Setting The Project site is located approximately 250 yards south of the intersection of Elk Grove-Florin Road and Sheldon Road (APNs: and 028). The site (9.65 gross acres) is currently vacant. The Project site is relatively flat and covered with native grasses and scattered trees. There are no permanent buildings, or formal improvements on the property. The Project site is bordered by residential land uses to the north, vacant property to the south and east, and railroad tracks and residential uses to the west. Table 1 details the Project s and adjacent properties current Zoning and General Plan designations and uses. 1

2 Elk Grove Commission Elk Grove Landing EG May 7, 2015 Page 2 Table 1. Land Uses and Designations Existing Use General Plan Zoning Project Site vacant Medium Density Residential RD-10 North Single-family residential Commercial/Office/Multi-family SC East vacant Rural Residential AR-2 South vacant Medium Density Residential RD-10 West Railroad tracks and residential Public/Quasi-Public Estate Residential Low Density Residential Figure 1. Location Map SC RD-1 RD-5 2

3 Elk Grove Commission Elk Grove Landing EG May 7, 2015 Page 3 Figure 2. Aerial Project Site Background The Project site was included as part of Site 3 in the 2004 Multi-Family Rezones Project, which added the Multi-Family Overlay Zone to the site. The adopted Mitigated Negative Declaration (Multi-Family MND, SCH No ) for the 2004 Multi-Family Rezones Project analyzed the potential development of the site as multi-family development at a maximum density of 30 dwelling units per acre. In 2005, the City Council added the Transit Oriented Development (TOD) designation on the Project site as well as to the surrounding properties at the southwest corner of Sheldon Road and Elk Grove-Florin Road. However, in 2014 as part of coordination with Union Pacific Railroad (the owner of the tracks) the City determined that the requested improvements would have made the Commuter rail station at the TOD site unviable. As such, the City Council directed staff to remove the TOD designation from the site and to identify an alternative location. As part of the removal of the TOD designation from the Project site, the property owner requested the site be re-designated for medium density residential development and rezoned to RD-10. The City Council approved the General Plan Amendment and Rezone in March

4 Elk Grove Commission Elk Grove Landing EG May 7, 2015 Page 4 Analysis The General Plan land use designation for the property is Medium Density Residential. The Project site is zoned RD-10 (Residential/ten (10) dwelling units per acre). The proposed Project is consistent with the General Plan designation and zoning district for the property. Tentative Subdivision Map and Design Review The Project consists of a Tentative Subdivision Map (and concurrent Design Review for subdivision layout) to subdivide two parcels totaling 9.65-acres into 85 lots for single family use. Staff has reviewed the map and standards for appropriate lot widths, depths, density, and lot sizes and has determined the Applicant s proposal is consistent with those standards. The proposed Tentative Subdivision Map is consistent with the Elk Grove General Plan and complies with the development standards of Elk Grove Municipal Code Titles 22 (Land Development) and 23 (Zoning), as illustrated in the table below (see Table 2). Table 2: Analysis of Proposed Tentative Subdivision Map to Zoning Code Development Standards Development Proposed Title 23, Zoning Standard Project Complies Lot Area Determined through the 40 x 70 typ (2,800 design review process sq. ft.) Yes Lot Depth Determined through the design review process 70 feet Yes Width/Frontage Determined through the design review process 40 feet Yes Figure 3. Tentative Subdivision Map 4

5 Elk Grove Commission Elk Grove Landing EG May 7, 2015 Page 5 Linear Park The linear park is intended as a buffer for noise attenuation as well a water dentition facility for storm water run-off. The park feature is private and will be maintained by the Applicant (see Condition #37). Connectivity During the application review process for the Project, staff initially requested that the Applicant revise the map to align the streets with the project to the north (Coventry Project, #EG ), which was approved by the City Council in 2005 and constructed in However, the final map for the Coventry Project was approved without the ability to provide a future connection to the Project site. Therefore, it is not possible to provide a connection to the north. Staff has spoken with the HOA management company for the Coventry project and there is no support from the association to provide access. Letters from Commenting Agencies The Project was routed to various City, County, and State agencies. Comments received were incorporated into Project design and the Conditions of Approval (Attachment 1 Exhibit C). School District Comments Attachment 2 includes a letter from the Elk Grove Unified School District identifying a concern that current school impact fees paid by developers are insufficient to purchase land and build schools to accommodate new students. The EGUSD s comment letter states: The District is currently impacted and overcrowded. This and other development projects will have a negative impact upon the District s existing school facilities. The District does not have the financial capability to purchase school sites nor construct and furnish needed school facilities with local funds alone. Developer fees and Mello-Roos taxes collected by the District are not sufficient or timely to satisfy the need. The District relies on statewide school bonds to provide funding necessary to construct new school facilities. Without continued state funding, the District is in a school housing crisis. The District will continue to seek additional state funds to construct needed school facilities. Until such time as adequate facilities are available for current and projected students, students may be housed on campuses that have exceeded their intended capacity. While this concern has been expressed by the District on other residential projects before, the City addresses school impacts through the collection of the District s legally established school impact fees. The City understands the District s concerns, but, due to State law, is not able to impose additional financial requirements. The City shall ensure, during the building permit process, receipt of a signed copy of the EGUSD s Certification of Compliance, which verifies that all applicable school district impact fees are collected. Environmental Analysis The California Environmental Quality Act (Section 21000, et. seq. of the California Public Resources Code, hereafter CEQA) requires analysis of agency approvals of discretionary projects. A project, under CEQA, is defined as the whole of an action, which has a 5

6 Elk Grove Commission Elk Grove Landing EG May 7, 2015 Page 6 potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment. The proposed Project is a project under CEQA. The City has reviewed the Project and analyzed it based upon the provisions in Section of the State CEQA Guidelines. The Project site was analyzed in the 2004 Multi-Family Rezones Project Mitigated Negative Declaration (Multi-Family MND, SCH No ). That MND analyzed the potential development of the site as multi-family development at a maximum density of 30 dwelling units per acre. The Project s density of 8.8 dwelling units per gross acre s is less than that assumed in the MND there will be fewer impacts to traffic, air quality, utility services, and other environmental considerations than those analyzed in the MND. Therefore, the Multi-Family MND is sufficient and, pursuant to State CEQA Guidelines Section 15162, no further environmental review is required. Recommended Motion Should the Commission agree with staff s recommendation, the following motion is suggested: Attachments 1. I move that the Commission adopt a resolution finding no subsequent CEQA environmental review is necessary pursuant to State CEQA Guidelines Section (Criteria for Subsequent EIRs and Negative Declarations are not met) of Title 14 of the California Code of Regulations and approving a Tentative Subdivision Map and Design Review for subdivision layout for the Elk Grove Landing Project (EG ), subject to the findings and conditions of approval contained in the draft resolution. 1. Draft Commission Resolution Exhibit A - Project Description Exhibit B - Tentative Subdivision Map Exhibit C - Draft Conditions of Approval 2. EGUSD Comments 6

7 RESOLUTION NO. May 7, 2015 A RESOLUTION OF THE CITY OF ELK GROVE PLANNING COMMISSION APPROVING A TENTATIVE SUBDIVISION MAP AND DESIGN REVIEW FOR SUBDIVISION LAYOUT FOR ELK GROVE LANDING PROJECT NO. EG NEAR INTERSECTION OF ELK GROVE-FLORIN AND SHELDON ROAD APNS: AND WHEREAS, the Department of the City of Elk Grove received an application on August 13, 2014, from Scott Vanderbeek (the Applicant) requesting a Tentative Subdivision Map and Design Review for Subdivision Layout; and WHEREAS, the proposed Project is located on real property in the incorporated portions of the City of Elk Grove more particularly described as APNs: and -028; and WHEREAS, the Project qualifies as a project under the California Environmental Quality Act (CEQA), Public Resource Code but is exempt; and WHEREAS, the City has reviewed the Project and analyzed it based upon the provisions in Section of the State CEQA Guidelines; and WHEREAS, a Mitigated Negative Declaration was adopted for the 2004 Multi-Family Rezones Project which analyzed the potential development of the site as multi-family development at a maximum density of 30 dwelling units per acre; and WHEREAS, based on staff s review of the Project, no special circumstances exist that would create a reasonable possibility that the Project will have a significant effect on the environment beyond what was previously analyzed and disclosed; and WHEREAS, the Department considered the Project request pursuant to the Elk Grove General Plan, the Elk Grove Municipal Code Title 23 (Zoning), and all other applicable State and local regulations; and WHEREAS, the Commission held a duly noticed public hearing as required by law to consider all of the information presented by staff, information presented by the Applicant, and public testimony presented in writing and at the meeting. NOW, THEREFORE, BE IT RESOLVED, that the Commission of the City of Elk Grove finds that no subsequent environmental review is necessary for the Elk Grove Landing Project (EG ) e under (Criteria for Subsequent EIRs and Negative Declarations are not met) of Title 14 of the California Code of Regulations based upon the following finding: CEQA Finding: No subsequent environmental review is necessary for the Elk Grove Landing Project (EG ) pursuant to State CEQA Guidelines Section (Criteria for Subsequent EIRs and Negative Declarations are not met). Page 1 of 18 7

8 Evidence: The City has reviewed the Project and analyzed it based upon the provisions in section of the State CEQA Guidelines. The Project site was analyzed in the 2004 Multi- Family Rezones Project Mitigated Negative Declaration (Multi-Family MND, SCH No ). That MND analyzed the potential development of the site as multi-family development at a maximum density of 30 dwelling units per acre. The Project s density of 8.8 dwelling units per gross acre s is less than that assumed in the MND there will be fewer impacts to traffic, air quality, utility services, and other environmental considerations than those analyzed in the MND. Therefore, the Multi-Family MND is sufficient and, pursuant to State CEQA Guidelines Section 15162, no further environmental review is required. AND, BE IT FURTHER RESOLVED, that the Commission of the City of Elk Grove approves the Tentative Subdivision Map and Design Review for subdivision layout for Elk Grove Landing Project (EG ) as described in Exhibit A and illustrated in Exhibit B and subject to the Conditions of Approval provided in Exhibit C, all incorporated herein by this reference, based upon the following findings: Tentative Subdivision Map Finding: None of the findings (a) through (g) below in Section of the California Government Code that require a City to deny approval of a tentative map apply to this Project. a. That the proposed map is not consistent with applicable general and specific plans as specified in Section b. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans. c. That the site is not physically suitable for the type of development. d. That the site is not physically suitable for the proposed density of development. e. That the design of the subdivision or the proposed improvements is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. f. That the design of the subdivision or type of improvements is likely to cause serious public health problems. g. That the design of the subdivision or type of improvements will conflict with easements acquired by the public at large, for access through or use of, property within the proposed subdivision. Evidence: a. The proposed Project is consistent with the Elk Grove General Plan because the site is designated for Medium Density Development in the General Plan and zoned RD- 10 (10 dwelling units per acre). The Project would legally subdivide the parcel consistent with Title 23 (Zoning) and the allowed density (8.8 dwelling units per gross acre). b. The design of the improvements of the proposed Project is consistent with the General Plan land use designations of Medium Density Residential and the development standards for residential use in Title 23 (Zoning). The Project would legally subdivide the parcel consistent with Title 23 (Zoning). c. The site is physically suitable for extension of residential development because the site is designated Medium Density in the General Plan and zoned RD-10 (10 dwelling units per acre). The Project site is compatible with the adjacent residential development to the north. 8 Page 2 of 18

9 Design Review d. The design of the improvements of the proposed Project is consistent with the General Plan land use designations of Medium Density Residential and the development standards for residential use in Title 23 (Zoning). The Project would legally subdivide the parcel consistent with Title 23 (Zoning). e. The proposed Tentative Subdivision Map is consistent with the General Plan and zoning and therefore would not cause substantial environmental damage. f. The Project would legally subdivide the parcel consistent with Title 23 (Zoning). g. No conflict with easements acquired by the public at large, for access through or use of, property within the proposed subdivision, have been identified. Finding #1: The proposed project is consistent with the objectives of the General Plan, complies with applicable zoning regulations, Specific Plan provisions, Special Area provisions, and Citywide Design Guidelines adopted by the City. Evidence: The site layout has been reviewed against the Citywide Design Guidelines for residential subdivisions and meets all applicable design requirements. The proposed subdivision map and related plans provide all the design elements required by the Citywide Design Guidelines, including interconnected street system, pedestrian connectivity, and sufficient open space and landscaping. The conditions of approval and subsequent design review of future residential development will ensure consistency with all standard requirements. Finding #2: The proposed project will not create conflicts with vehicular, bicycle, or pedestrian modes of transportation. Evidence: The proposed subdivision and layout provides adequate off-site access and onsite circulation for vehicle, bicycle, and pedestrian modes and sufficient parking for vehicles and bicycles consistent with applicable requirements. The project includes pedestrian connectivity from the neighborhood to Elk Grove-Florin Road. Finding #3: The residential subdivision is well integrated with the City s street network, creates unique neighborhood environments and establishes a pedestrian friendly environment. Evidence: The Project includes an interconnected street system as well as sufficient open space and landscaping. The Project also provides pedestrian connectivity from the neighborhood to Elk Grove-Florin Road. The foregoing Resolution of the City of Elk Grove was passed and adopted by the Commission on the 7 th day of May 2015, by the following vote: AYES: NOES ABSENT: ABSTAIN: ATTEST: Sandy Kyles, PLANNING SECRETARY George Murphey, CHAIR of the PLANNING COMMISSION Page 3 of 18 9

10 Exhibit A Project Description PROJECT DESCRIPTION The proposed Project, Elk Grove Landing, involves a Tentative Subdivision Map (and concurrent Design Review for subdivision layout) to subdivide a 9.65-acre parcel into 85 lots for medium density residential single-family use as illustrated in Exhibit B. 10 Page 4 of 18

11 Exhibit B Tentative Subdivision Map Page 5 of 18 11

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16 16 Exhibit C Conditions of Approval Conditions of Approval On Going 1. Development and operation of the proposed Project shall be consistent with the Project Description and Project Plans as provided in Exhibits A and B, incorporated herein by this reference. Deviations from the approved plans shall be reviewed by the City for substantial compliance and may require amendment by the appropriate hearing body. Timing/ Implementation On-Going Enforcement/ Monitoring Verification (date and Signature) 2. The Applicant/Owner or Successors in Interest (hereby referred to as the Applicant ) shall indemnify, protect, defend, and hold harmless the City, its officers, officials, agents, employees, and volunteers from and against any and all claims, damages, demands, liability, costs, losses or expenses including without limitation court costs, reasonable attorney s fees and expert witness fees arising out of this Project including challenging the validity of this application/permit or any environmental or other documentation related to approval of this Application. On-Going 3. The Tentative Subdivision Map approval is valid for three (3) years from the date of approval, unless an extension of time is subsequently approved or extended by Legislation including any current or future California State legislative extensions available and as may be applicable from the initial tentative map approval date by which this resolution was adopted. Three years, from date of approval 4. This action does not relieve the Applicant of the obligation to comply with all codes, statutes, regulations, and procedures. On-Going Page 6 of 18

17 Conditions of Approval 5. Except as otherwise specified or provided in these conditions, the Project shall conform to the development standards and design requirements adopted by the City, specifically including but not limited to the following: Timing/ Implementation On Going Enforcement/ Monitoring Building Verification (date and Signature) The City Zoning Code (Title 23 of the EGMC) EGMC Chapter (Tree Preservation and Protection) EGMC Chapter (Water Efficient Landscape Requirements) EGMC Title 16 (Building and Construction) 6. The Applicant shall design and construct all improvements in accordance with the City Improvement Standards, as further conditioned herein, and to the satisfaction of. 7. The Applicant shall pay all plan check fees, impact fees, or other costs as required by the City, the Cosumnes Community Services District (CCSD), or other agencies or services providers as established by law. On Going On-Going SCWA SASD SMUD PG&E CCSD 8. Approval of this Project does not relieve the Applicant from the requirements of subsequent permits and approvals, including but not limited to the following, as appropriate: Grading Permit and Improvement Plan Building Permit and Certificate of Occupancy Section 404, 401, 1602, or other State or Federal environmental permit (if required) Requirements of the Sacramento Metropolitan Air Quality Management District Fire permit Environmental Management Department approval On-Going Building CCSD SCWA SASD 17 Page 7 of 18

18 18 Conditions of Approval 9. If an access control gate is added at any time in the future, the Applicant shall submit the design for review and consideration of approval by. Timing/ Implementation On-Going Enforcement/ Monitoring Verification (date and Signature) 10. Fire flow requirements for buildings shall be provided in accordance with 2013 CFC Section 507 and Title 17 of the Elk Grove Municipal Code. On-Going Cosumnes CSD Fire Department Improvement Plans 11. The Division shall be notified immediately if any prehistoric, archaeologic, or paleontologic artifact is uncovered during construction. All construction must stop and an archaeologist that meets the Secretary of the Interior s Professional Qualifications Standards in prehistoric or historical archaeology shall be retained to evaluate the finds and recommend appropriate action. Improvement Plans A note stating the above shall be placed on the Improvement Plans. 12. All construction must stop if any human remains are uncovered, and the County Coroner must be notified according to Section of California s Health and Safety Code. If the remains are determined to be Native American, the procedures outlined in CEQA Section (d) and (e) shall be followed. Improvement Plans A note stating the above shall be placed on the Improvement Plans 13. The Applicant shall prepare and submit a drainage study to the satisfaction of and in accordance with City of Elk Grove Storm Drainage Master Plan, Improvement Standards, General Plan, and any other applicable drainage master plans or studies. Improvement Plan Submittal or Prior to Issuance of Grading Permit(s) Whichever Occurs First Page 8 of 18

19 Conditions of Approval 14. The Applicant shall prepare and submit a Post-Construction Stormwater Quality Control Plan in accordance with the City of Elk Grove Improvement Standards and most recent version of the Stormwater Quality Design Manual for the Sacramento Region. The Applicant shall also submit a separate maintenance plan describing proper maintenance practices for the specific treatment controls to be constructed. 15. The Applicant shall execute a maintenance agreement with the City for stormwater quality control treatment devices to the satisfaction of. Timing/ Implementation Prior to Improvement Plan Acceptance and/or Prior to Issuance of a Grading Permit(s) Whichever Occurs First Improvement Plans Enforcement/ Monitoring Verification (date and Signature) 16. All real property within the boundaries of the proposed Project is within a benefit zone of the District Wide Landscape & Lighting Assessment District. Prior to recording any final, the Owners of all real property within the boundaries of a Project shall execute and deliver to the CSD a written petition in an acceptable form approved by the CSD consenting to: (i) the formation of the existing District Wide Assessment District and the methodology adopted to allocate the cost to the various land uses; (ii) when necessary the annexation to the appropriate zone of benefit created to fund urban services, (iii) the budget, formulas and cost of living indexes use to establish the amount of the annual assessments; and (iv) the levying of the annual assessment to fund the maintenance, operation and in some instances the existing capital costs of parks, parkways, corridors, medians, open space, trail systems lakes, creeks and other recreational and aesthetic amenities. Cosumnes CDS Parks Department 19 Page 9 of 18

20 20 Conditions of Approval 17. Applicant shall construct & install landscaped corridors according to plans and specifications approved by the City and CSD. Timing/ Implementation Improvement Plans Enforcement/ Monitoring Cosumnes CDS Parks Department Verification (date and Signature) 18. If the landscape corridor abuts residential lots, or private facility lots, the Applicant shall install a 6 ft. high masonry wall, which shall be built to the specifications of the CSD along the park area where it abuts these lots. The masonry wall shall be located on the Owner s property. Accordingly, general maintenance, repair or replacement of the fence is the responsibility of the Owner, not the CSD. The CSD will be responsible solely for graffiti removal on the exterior portion of the fence, which faces the park or parkway. The CSD shall bear all expenses associated with the removal. Improvement Plans Cosumnes CDS Parks Department 19. A 12-foot high concrete, masonry block or precast concrete wall shall be constructed at the railroad right-of-way to reduce the exterior railroad noise levels at the proposed park site to 69 db Ldn. The barrier shall wrap at the southern end of the Project to the 65 db Ldn railroad noise level contour to prevent sound flanking. This portion of the barrier can incrementally decrease to a height of 6- feet as it approaches the 65 db Ldn railroad noise level contour. Show on Improvement Plan and Construct Prior to first building permit issuance 20. The Applicant shall submit landscape and civil improvement plans and specifications for corridors to the CSD for review and approval. Improvement Plans Cosumnes CSD Parks Department 21. All public landscape areas shall be designed pursuant to the City of Elk Grove Design Guidelines and City Municipal Code. Improvement Plans Page 10 of 18

21 Conditions of Approval 22. Residential production typical home landscapes are required to meet the design and submittal requirements of the Chapter of the Elk Grove Municipal Code (Water Efficient Landscape Requirements) when the aggregate landscape area of all lots to which the production typical landscape plans apply is equal to or greater than 2,500 square feet. Production typical landscape plans shall provide a planting and irrigation layout, with calculations demonstrating compliance, for each model of house proposed in addition to at least one corner lot layout. Irrigation auditing and certification of conformance will be required on representative production typical lots in a 1:1 relationship to the production typical plan types approved. Lots chosen for auditing/conformance review for each plan type shall be selected at random by the City from lots of that type. Timing/ Implementation Improvement Plans Enforcement/ Monitoring Verification (date and Signature) 23. The Applicant shall submit landscape improvement plans (minimum planting, irrigation, and grading) meeting the requirements of the City's Zoning Codes, Elk Grove Design Guidelines for Residential Development, and Chapter of the Elk Grove Municipal Code (Water Efficient Landscape Requirements) for the following: all lettered Landscape Lots, lettered Park Lots, open space lots (if improved), and any residential model home landscapes, and production typical landscapes meeting the thresholds of the WELO. Improvement Plans 24. Landscape corridors, parks, and any Project area requiring landscaping shall incorporate the requirements Chapter of the Elk Grove Municipal Code (Water Efficient Landscape Requirements) in effect at the time of improvement plan submittal. Plans shall be submitted to the Department and the Public Works Department for review and approval. Improvement Plans 25. The Applicant shall relocate any aerial facilities on Elk Grove-Florin Road if necessary. Improvement Plans Frontier 21 Page 11 of 18

22 22 Conditions of Approval 26. SASD shall require an approved Subdivision Level (Level 3) sewer study prior to recordation of or submittal of improvement plans for plan check to SASD, whichever comes first. The sewer study shall demonstrate the quantity of discharge and any flow through sewage along with appropriate pipe sizes and related appurtenances from this subject and other upstream areas and shall be done in accordance with the SASD s most recent Minimum Sewer Study Requirements. The study shall be done on a no Shed-Shift basis unless approved by SASD in advance and in compliance with the SASD Design Standards. Timing/ Implementation Improvement Plans or Final Map, whichever occurs first Enforcement/ Monitoring SASD Verification (date and Signature) 27. Prior to the the Project shall annex into the Maintenance Mello-Roos Community Facilities District (CFD), to fund the Project s fair share of landscape related maintenance costs associated with public parkways, public parks, open space, landscape setbacks, bike and other paths, landscaped medians in and adjacent to roadways, maintenance and operation of a community center, sports (including aquatic) facilities, cultural arts center, and water features, and maintenance of other related facilities. The annexation process can take several months, so Applicants should plan accordingly. The application fee for the annexation is due prior to the Resolution of Intention to Annex the Property and Levy the Special Tax. For further information regarding this CFD, see Finance Page 12 of 18

23 Conditions of Approval 28. Prior to, the Project shall annex into the Police Services Mello-Roos Community Facilities District (CFD), to fund the Project s fair share of Public Safety costs. The annexation process can take several months, so Applicants should plan accordingly. The application fee for the annexation is due prior to the Resolution of Intention to Annex the Property and Levy the Special Tax. For further information regarding this CFD, see Timing/ Implementation Enforcement/ Monitoring Finance Verification (date and Signature) 29. Prior to, the Project shall annex into the Storm Water Drainage Fee Zone 2 to fund a portion of the additional costs for storm water drainage and run-off maintenance related to serving the new development. The annexation process can take several months, so Applicants should plan accordingly. The application fee for the annexation is due prior to the Resolution of Intention to Levy Storm Water Drainage Fee Zone 2 assessments. For further information on this District, see Finance 30. Prior to, the Project shall annex into the Street Maintenance Assessment District No. 1 Zone 3 or a Street Maintenance Community Facilities District to fund a portion of the additional costs for long-term roadway maintenance related to serving the new development. The annexation process can take several months, so Applicants should plan accordingly. The application fee for the annexation is due prior to the Resolution of Intention to Levy Street Maintenance Assessments. For further information on this District, See Finance 23 Page 13 of 18

24 24 Conditions of Approval 31. Prior to the recordation of the final map or certificate of compliance, the property owner(s) shall (1) approve an annual Mello-Roos Community Facilities District special tax or (2) deposit a sum money, as determined by the Cosumnes Community Services District, sufficient for the Cosumnes Community Services District to fund a portion of the cost of the District s ongoing fire and emergency services, maintenance, operation, and repair and replacement of fire station facilities and fire and emergency equipment. Any costs for the approval and creation of such annual special tax, annexation of the Property into an existing Mello-Roos Community Facilities District for the Cosumnes Community Services District, or administration of the sum of money deposited to fund the fire and emergency services, shall be paid from the annual special taxes of the Community Facilities District or the sum of money deposited with the Cosumnes Community Services District. In the event that the property owner(s) fails to approve an annual special tax or deposit a sum of money as provided for herein for such purposes for the Cosumnes Community Services District, no building permits for the property shall be issued. Timing/ Implementation Enforcement/ Monitoring Cosumnes CSD Fire Department Verification (date and Signature) 32. The Applicant shall construct the 48 drainage pipe on Elk Grove- Florin Rd, if not completed by the City of Elk Grove, to the satisfaction of. 33. The Applicant shall dedicate, design and construct a southbound right-turn pocket for entry into the subdivision on Elk Grove-Florin Road as shown on the tentative subdivision map to the satisfaction of. 34. Prior to any approval, the Applicant can satisfy their public improvement obligations by entering into a Subdivision Improvement Agreement with the City of Elk Grove. Page 14 of 18

25 Conditions of Approval 35. The Applicant shall dedicate Lot C as a utility easement to the City of Elk Grove for overhead and underground facilities and appurtenances and as an access easement for emergency vehicles. Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 36. The Applicant shall dedicate to the City of Elk Grove, in fee title, Lot B as shown on the Tentative Subdivision Map. 37. This subdivision is a Planned Development under Section 4175 of the California Civil Code where the owners of the individual lots will have rights to the common areas, Lots A and C as shown hereon. With those rights comes a burden to maintain those common areas. If a Home Owner s Association (HOA) is properly created, the HOA will be responsible for the maintenance of the common areas including the private streets, the park, the detention basin and the sound wall constructed along the railroad tracks in perpetuity. Should such HOA never be created or decline to take responsibility of the maintenance of the common areas each individual lots shall be responsible for such maintenance. 38. The Applicant shall install improvements on Elk Grove-Florin Road to restrict the movement of vehicular traffic from B Street to the existing southbound left-turn pocket. Improvements shall be determined during the Improvement Plan process and shall be designed and constructed to the satisfaction of. The Applicant shall also install No U-turn signs to restrict such movements at the existing southbound turn pocket. 39. The Applicant shall design and improve the westerly half-section of Elk Grove-Florin Road, measured, 48 from the approved centerline in accordance with the City of Elk Grove Improvement Standards and to the satisfaction of. 25 Page 15 of 18

26 26 Conditions of Approval 40. Each parcel with a sewage source shall have a separate connection to the SASD public sewer system. If there is more than one building in any single parcel and the parcel is not proposed for split, then each building on that parcel shall have a separate connection to a private on-site sewer line or the SASD public sewer line. Timing/ Implementation Enforcement/ Monitoring SASD Verification (date and Signature) 41. Sewer easements may be required. All sewer easements shall be dedicated to SASD, in a form approved by the District Engineer. All SASD sewer easements shall be at least 20 feet in width and ensure continuous access for installation and maintenance. SASD will provide maintenance only in public right-of-ways and in easements dedicated to SASD. SASD 42. The Applicant shall install a 36 landscape corridor adjacent to Elk Grove-Florin Road, except at the right-turn pocket, along the Project frontage to the satisfaction of. Building Permit 43. The shall be completed, approved, and recorded prior to1 st Building Permit. Building permits for model homes may be issued prior to the completion of the requisite infrastructure per existing model home permit release checklist. 1st Building Permit / 44. Any on-site traffic calming devices and locations shall be approved by prior to installation, including, but not limited to, speed bumps. 1 st Building Permit 45. A street name, from the City of Elk Grove Veterans Street Name Program, shall be assigned to the Project for use on a street within the subdivision in accordance to City Policy and to the satisfaction of. Building Permit Page 16 of 18

27 Conditions of Approval 46. The Applicant shall reconstruct any damaged curb, gutter, sidewalk and/or pavement caused by construction-related activities associated with the Project. If pavement replacement is necessary, as determined by the City, the Applicant may be required to grind, overlay, and/or slurry seal the damage portion(s) in accordance with the City Improvement Standards and to the satisfaction of. The Applicant shall schedule an inspection with the City to document the pre-construction condition of existing surface infrastructure adjacent to and near the Project. Timing/ Implementation Building Permit Enforcement/ Monitoring Verification (date and Signature) 47. The Applicant shall reconstruct any existing ADA compliance improvements adjacent to the Project to meet current standards. Building Permit 48. Access into the subdivision shall be limited to right in/right out turn movements only. Building Permit 49. An inspection of the finished roadways and fire hydrants is required prior to construction of the first home or structure requiring a permit. Building Permit Cosumnes CSD Fire Department 50. A secondary fire apparatus road shall be provided for this residential subdivision. The two points of access from the subdivision onto Elk Grove-Florin Road as shown on the Tentative Subdivision map satisfy the condition. Building Permit Cosumnes CSD Fire Department 51. Connection to the District s sewer system shall be required to the satisfaction of SASD. In order to obtain sewer service, construction of SASD sewer infrastructure will be required. District Design Standards apply to sewer construction. Building Permit SASD 27 Page 17 of 18

28 28 Conditions of Approval 52. Upon completion of the installation of the landscaping for medians, parks, and model and production home lots, the Project Applicant shall certify that the installed landscape complies with Chapter of the Elk Grove Municipal Code (Water Efficient Landscape Requirements). Certification shall be accomplished by completion of a Certificate of Completion on a form provided by the City in addition to any other requirements listed in the Chapter. Failure to submit a complete and accurate Certificate of Completion to the Department will delay final approval/occupancy of the Project. Timing/ Implementation Building Permit Enforcement/ Monitoring Landscape/ Verification (date and Signature) Page 18 of 18

29 Members of the Board: Jeanette J. Amavisca Priscilla S. Cox Carmine S. Forcina Steve Ly Chet Madison, Sr. Anthony Tony Perez Bobbie Singh-Allen Robert L. Trigg Education Center 9510 Elk Grove-Florin Road, Elk Grove, CA Robert Pierce Associate Superintendent Facilities and (916) FAX: (916) November 21, 2014 SENT VIA - Ms. Sarah Kirchgessner City of Elk Grove 8401 Laguna Palms Way Elk Grove, CA Subject: Elk Grove Landing EG (Revised) Dear Ms Kirchgessner: The Elk Grove Unified School District appreciates the opportunity to review the subject application. We request the following response be made a part of the public record of the Commission and/or the City Council hearings. The District is currently impacted and overcrowded. This and other development projects will have a negative impact upon the District s existing school facilities. The District does not have the financial capability to purchase school sites nor construct and furnish needed school facilities with local funds alone. Developer fees and Mello-Roos taxes collected by the District are not sufficient or timely to satisfy the need. The District relies on statewide school bonds to provide funding necessary to construct new school facilities. Without continued state funding, the District is in a school housing crisis. The District will continue to seek additional state funds to construct needed school facilities. Until such time as adequate facilities are available for current and projected students, students may be housed on campuses that have exceeded their intended capacity. On June 3, 2014 the Board of Education adopted a new residential development fee in accordance with Senate Bill 50. The new fee is $4.87 per square foot and became effective on June 4, The district must update the School Facilities Needs Analysis annually; therefore the residential development fee is subject to change annually. At the time a building permit is applied for, the development will be subject to the residential fee in place. Elk Grove Unified School District Excellence by Design 29

30 November 21, 2014 Page 2 On March 2, 2004, voters in California passed Proposition 55, a statewide bond authorizing 12.3 billion dollars to help fund public school facility needs. Specifically, the bond funds will provide a total of 7.75 billion dollars for new K-12 school construction and 2.25 billion dollars for K-12 reconstruction/modernization needs. The remaining 2.3 billion are reserved for community college, California State University, and University of California facilities. Enclosed sheets provide estimates of student generation and financial impacts resulting from the construction of the proposed project. Please include the District on your mailing list for subsequent stages of planning and environmental review. As in the past, we are available to review the impact of this project with you. If you have any questions or comments, please contact me at (916) , extension Thank you again for the opportunity to comment and your continuing assistance and cooperation. Sincerely, Teresa Tholen Teresa Tholen Planner, Facilities and h:/ commentltr/elk Grove November Enclosure 30

31 ELK GROVE UNIFIED SCHOOL DISTRICT PROJECT REVI EW/ENVI RONM ENTAL REPLY FORM Date: November 14, 2014 Prepared by: Teresa Tholen Name of Project: Elk Grove Landing - Revised (EG ) Project Location and Description: A Tentative Subdivision M ap for 85 single family, RD-10 lots. The project is located near the intersection of Elk Grove Florin Rd and Sheldon Rd. APN: ; 028 Current School Attendance Area K Project Feickert Kerr Elk Grove Elk Grove Landing CURRENT CAPACITY/ENROLLM ENT AT SERVING SCHOOLS Current OPSC Determined Capacity (State loading standards on a Traditional Calendar) Current Year Enrollment (13/14) w/ special ed, w/o cont hs Current Students Residing (13/14) in attendance area w/ spec ed & w/o cont hs K ,377 2, , ,812 FINANCIAL IM PACT OF PROJECT ON ELK GROVE UNIFIED SCHOOL DISTRICT Current Student Housing Costs for Project (Land, Construction & Furnishing) $1,923,575 (Based upon costs of $27,118 per K-6 grade student, $32,444 per 7-8 grade student and $38,104 per 9-12 grade student) Total School Residential Development Fee Generated by Project $964,917 (Based upon an average 2,331 square foot single family home, 880 square foot multi-family unit, and 1,473 square foot condominium unit, at $4.87 per square foot; and based on 1,307 square foot age restricted single or multi-family unit at $.54 per square foot.) Current Negative Financial I mpact upon the District $958,658 31